Kosareva N.B.
PhD in Economics, President of the Institute for Urban Economics Foundation
prof. NRU HSE
Polidi T.D.
Executive Director of the Institute for Urban Economics Foundation
Puzanov A.S.
Ph.D., CEO Foundation "Institute of Urban Economics"
prof. NRU HSE

The article was prepared based on the results of the research work "Study of structural problems economic development carried out as part of the HSE Program for Fundamental Research in 2012.
The authors are grateful to S. Sivaev and A. Tumanov for providing materials and calculations that were used in the preparation of the article.

Over the past 20 years, the main institutions have been created in Russia to ensure the functioning of the real estate market and, in particular, housing construction in a market economy. Such changes mainly affected the development of real estate turnover, but did not have a significant impact on the housing construction sector, which has significant shortcomings and is inefficiently regulated. The existing basic parameters of the housing construction market do not meet the needs modern economy and Russian society as a whole, do not allow increasing the affordability of housing for the population.

Main trends in the housing construction market in Russia

Transition to market economy showed a significant reduction public investment in housing construction, while the growth of private investment was rather slow. As a result, by 2000 the volume of housing construction had more than halved compared with the maximum figure in 1987 (30.3 and 72.8 million square meters of total housing area, respectively) (see Fig. 1). With the onset of sustainable economic growth in the 2000s, the volume of housing construction also began to grow, reaching the level of the mid-1980s (in 2011, 62.3 million square meters were commissioned).

In the segment of private investment, individual housing construction developed most steadily, the volume of which increased annually and in 2011 amounted to about 27 million square meters. m. The share of individual housing construction in 1990-2011. increased by more than four times and exceeded 40% of the commissioning of the total area of ​​housing.

Housing construction reacts poorly to the increase in incomes of the population. For 12 years (1999-2011) the volume of housing commissioning per 1 million rubles. real incomes of the population decreased from 2.87 to 1.77 sq. m (see Fig. 2).

An important factor in stimulating the demand for housing was the development of housing mortgage lending, including that supported by the state development institution, OJSC AHML. If in 2005 only 3.6% of all transactions in the housing market were made using mortgage loans, then in 2011 - already 18%.

In such conditions, the growth of effective demand due to the increase in real incomes of the population and the improvement of mortgage lending conditions led to a sharp increase in prices in the housing market, which had a negative impact on the dynamics of its affordability. Up until the crisis of 2008, real housing prices in Russia were constantly increasing (see Chart 3). In 2004-2008 (the period of the most rapid rise in prices), housing prices on average in the primary and secondary markets increased in real terms by 91%, while real incomes of the population - only by 48%.

Thus, the low sensitivity of housing construction to the growth in housing demand is one of the most serious restrictions on housing affordability for the population.

An analysis of the price elasticity of supply of new buildings (available at https://novostroyki.flatfy.ru/), conducted for 61 regions of Russia, showed that all statistically significant estimates lie in the range from 0 to 3, which can be regarded as low elasticity of supply. In a similar analysis for 45 metropolitan areas in the United States, 1 the range of significant estimates ranged from 0 to 30, while for 31 cities the value of the indicator exceeded 3 (Green et al., 2005. P. 336). Note that the average elasticity in investment-attractive Russian regions with rapidly developing housing markets is lower than in regions with slowly developing economies and housing markets.

The financial and economic crisis of 2008-2009 had a negative impact on housing construction. (Kosareva, Tumanov, 2012). The volume of housing construction in 2010 fell by 9% compared to 2008 (Fig. 1), which is significantly higher than the rate of decline in GDP over the same period (3.8%) 2 , but somewhat lower than the rate of decline in investment in fixed capital ( 10.7%). Commissioning of housing by professional developers in 2009 decreased by 16.2% (from 37 million to 31 million square meters) compared to 2008, which exceeded the rate of decline in investment in fixed assets over the specified period (15.7%). At the same time, the volume of housing commissioned by citizens - individual developers in 2009 even increased by 7.4% compared to 2008. Only in 2010, for the first time since 1991, the volume of individual housing construction decreased to 25.3 million square meters. m from 28.5 million in 2009

In 2008-2011 real housing prices were declining against the backdrop of continued growth in real incomes of the population (Fig. 3), which formally improved housing affordability even in 2009, despite a sharp decline in mortgage lending in this period (the number of mortgage loans issued was only 23% of 2008 level). It should be taken into account that during the crisis period, the demand of the population for the purchase of housing was postponed, including due to expectations of a further decline in housing prices and the general uncertainty of the situation.

The housing affordability ratio is the ratio of the average price for an apartment of 54 sq. m to the average annual income of a family of 3 - in 2012 was 4.1 against 5.3 in 2008, that is, the situation in this area has improved. The value of the indicator “proportion of families that have the opportunity to purchase housing that meets the standards for providing living quarters, with the help of their own and borrowed money”, taking into account changes in household incomes, housing prices and mortgage lending conditions, improved significantly and amounted to 27.5% in 2011 compared to 17.8% in 2008. Thus, along with a negative impact, the crisis also had a positive impact on in terms of increasing the affordability of housing for the population.

Institutional organization of local housing construction markets in Russia and abroad

In foreign literature, the housing construction market is characterized as quite competitive, open to new participants. For example, there are 40,000 home builders in Australia (Housing Industry Association, 2002). Approximately 60% of individual family home developers in the United States add fewer than 250 housing units each year 3 .

In foreign studies, as a rule, the low elasticity of housing supply in the housing construction market is justified by the stringent requirements of urban planning regulation, including zoning, which hinder construction by limiting the types of land use in various territorial zones. According to some estimates, the requirements of urban planning regulation determine up to 75% of the increase in prices in the US housing construction market 4 .

However, the close relationship of the housing construction market with the markets for land plots and utilities, which are characterized by significant government intervention, limits the supply of housing. This stimulates a steady increase in prices for it, creating conditions for imperfect competition in the housing market (Barker, 2004).

Thus, when analyzing the institutional organization of local housing construction markets in Russia, it is necessary to take into account that the physical limitations of land plots for housing construction and the capacity of communal infrastructure, strict urban planning regulation, the presence of other forms of regulation, including those related to the monopoly nature of the activities of many utilities, may cause a shortage of prepared land plots in the local housing construction markets, which may lead to their monopolization. In such a situation, regulation by the authorities should be aimed at maintaining and strengthening competition in these markets, preventing non-competitive behavior and the formation of monopolies. At the same time, as emphasized by E.G. Yasin if the municipalities and government bodies directly play the role of market agents or are the beneficiaries of companies playing these roles - construction and development companies, banks, and at the same time act as market regulators, then there are prerequisites for a conflict of interest (Yasin, 2006. p. 9).

In modern Russian conditions, a number of specific factors can be identified that increase the risk of monopolization of housing construction markets.

Firstly, a significant part of the land plots that can be involved in housing construction are in public ownership 5 , thus, the seller in this submarket is a monopolist 6 , although in 2005 a legislative requirement was introduced to provide land plots located in public property, for housing construction at open auctions.

Secondly, local governments do not have sufficient economic motivation for the development of housing construction on their territory. In countries with developed housing markets, this motivation is determined by the importance local tax real estate as a source of income local budgets.

In the UK and Canada, the share of this tax in local budget revenues exceeds 90%, in the USA it is 70%, and on average in the federal states that are members of the OECD, it is 50% 7 . In Russia land tax and personal property tax in 2011 totaled only 14% of tax revenues (5.4% of all revenues) of urban districts, in which the main volumes of housing construction are concentrated, as well as 40% of tax revenues (11.4% all incomes) of urban and rural settlements. The situation is aggravated by the deficit of the majority of local budgets, from which the expenses for the formation and preparation of land plots for housing construction should be financed.

Thirdly, organizations of the communal complex, whose behavior largely determines the cost of providing new housing construction with communal infrastructure, often have the organizational and legal form of unitary enterprises and are directly related to the authorities or controlled indirectly by them. Under such conditions, the organization of the communal complex, on the one hand, can use its position to promote its own interests, and on the other hand, be subject to administrative coercion.

Fourthly, there are contradictions in the existing state regulation in the field of development of communal infrastructure, which lead to the predominance of informal relationships between organizations of the communal complex and developers implementing investment and construction projects in the housing sector.

The federal legislation does not define the concept of financing the development of communal infrastructure - at the expense of current or new consumers. Legislative regulation identifies the following sources of financing for the development of communal infrastructure systems: investment programs of territorial grid organizations and organizations of the communal complex; public contracts for connection to power grids and for connection to utility infrastructure networks. Both of these sources are severely limited. On the one hand, the connection fee (interconnection) does not include investment costs for development (except for the so-called "last mile"). On the other hand, the source of financing such costs within the framework of investment programs is limited, since at present limit indices of growth of tariffs for goods and services of organizations of the communal complex are set, which limits the ability to finance the communal infrastructure for housing construction at the expense of tariffs for consumers. At the same time, local governments are deprived of the authority to set tariffs for almost all public utilities.

As a result, in practice, financing of communal infrastructure occurs mainly through non-transparent and unregulated fees for connection (connection) on the basis of an agreement with the organization of the communal complex (being a local monopolist, it dictates the terms of such an agreement) and (or) other expenses of the developer for financing any activities of the investment program involving the development of communal infrastructure. They may, for example, be related to the fulfillment of technical conditions for connection.

The result of the current regulation was the financing of communal infrastructure at the expense of new consumers, but in the face of uncertainty and opacity in the process of establishing its volume. In addition, when obtaining a building permit, the developer cannot accurately predict the cost and timing of connection to the utility infrastructure.

The interest of developers in the ability to influence housing prices, and therefore, in limiting competition in the housing construction market, is associated with a desire to compensate for the high risks of implementing investment and construction projects in the current conditions. The conflicting interests of the main market participants, each of which has significant market power, but none is able to dominate, determine the high risks that decisions on the implementation of housing construction projects will not be made or the timeframe for their adoption will increase significantly. This creates incentives for the cooperation of participants and the creation of barriers to entry of new competitors in order to distribute the benefits from it among a limited circle of people.

Structure of housing construction

Most of the housing construction in Russia is represented by apartments in apartment buildings. In 2010, the commissioning of the total area of ​​housing in such houses amounted to 29.2 million square meters. m, or 50.4% of the total housing commissioning. At the same time, apartments accounted for more than 70% of the total commissioning of new residential premises, which is higher than in most European countries, where it is from 40 to 60% 8 .

A distinctive feature of Russia is the dominance of construction apartment buildings high storey. The share of commissioning of the total area of ​​housing in multi-apartment buildings with 12 or more floors is 23% of the total housing commissioning, or 43% of housing commissioning by professional developers. At the same time, multi-apartment buildings from 4 to 8 floors, providing an optimal level of proportionality, proportions and interconnection with the city space, account for only 8.8% of the total volume of housing commissioning, or 15.6% of the volume of housing commissioned by professional developers 9 .

This situation is largely determined by the inertia of the industrial base of industrial housing construction, created in the Soviet period and focused on the construction of multi-storey apartment buildings, the low efficiency of urban planning regulation and the desire of developers to maximize profits from one construction project. Given the shortage of housing supply, this sector of industrial housing construction, which produces a low-quality housing product, does not yet feel any restrictions from consumer demand.

As a result, the monotonous, monotonous environment of mass housing development areas left over from the Soviet period continues to persist in the market conditions and the growing demand of the population for housing (Kosareva, Puzanov, 2012). Thus, despite the danger of such a trend, noted by modern urbanists (Bofill, Soloshchansky, 2011), it is the outdated technologies of industrial housing construction that continue to determine the appearance of Russian cities, to form the qualitative characteristics of the urban environment that do not meet the modern needs of society.

Another distinctive feature of the housing construction structure is the high share of individual housing construction. In 2010, the population built 188.6 thousand individual residential buildings, and this input is almost equally distributed between urban and rural areas. The share of individual residential buildings built in 2010 amounted to 26% of the total number of built residential premises, but the share of the total area of ​​such houses was 43.7% (the average area of ​​a built residential building is 2.1 times larger than the average area of ​​an apartment). This share has been fairly stable over the past 10 years.

We emphasize that individual housing construction dominates in the segment of single- and two-storey houses, where professional developers are practically not represented (see table). The proportion of such houses built professional participants market, in 2010 amounted to 4% of the total volume of their commissioning (7.6 thousand houses, or 1.6 million square meters).

Table

Commissioning of housing in one- and two-story houses, 2010

Source: Compiled according to Form C-1 of the Federal State Statistical Observation for 2010

In general, the volume of commissioning of residential (not multi-apartment) buildings by professional market participants (including residential buildings with more than two floors) as of 2010 can be estimated at 3.5 million square meters. m, including 0.7 million sq. m - in cottage settlements (about 6% of the total commissioning of housing).

Note that individual housing construction is not a specific feature of Russia and other post-Soviet countries. In particular, in Belgium 53% of all building permits relate to individual housing construction, in Sweden - 30%, in the Netherlands - 10% 10 . An indirect estimate of the same indicator for Russia is about 94% 11 . It should also be taken into account that, unlike in Russia, in the countries Western Europe where a high level of housing provision has been achieved, the institution of individual housing construction is mainly used for the construction of residential buildings according to individual projects to meet the specific housing needs of wealthy groups of the population. In Russia, with the exception of individual housing construction in the immediate suburbs of the largest and largest cities, such construction mainly satisfies the need for housing for the poorest groups of the population.

Consequently, the principle of comparative advantage in the production of goods and services, which consists in the division of labor and the maximum narrowing of the sector, is still not applied in housing construction in Russia. subsistence farming". Perhaps this situation is explained by the fact that, on the one hand, professional developers in conditions of imperfect competition receive significantly more profit in the construction of apartment buildings than single-family or block houses, and on the other hand, the population thus satisfies their need for housing, avoiding inaccessible market prices.

As a result of the existing imbalance in the housing market, its supply by developers is primarily focused on the most profitable segments of demand: elite housing and business class housing, which determines the “washout” of economy class housing in the structure of housing commissioning. The state is forced to take special measures to stimulate the construction of economy-class housing, including through the state development institute established in 2008 - the RHD Foundation.

Russia is characterized by an almost complete absence of housing, which is built for the purpose of subsequent rental (rent). The potential profitability of such projects is significantly lower than those focused on the sale of built housing in these profitable segments of demand.

Thus, the housing commissioning structure does not provide the proper variety to satisfy all the housing needs of citizens, including taking into account their income level.

Housing finance

The main source of financing for housing construction in Russia is the funds of citizens who are either independently engaged in the construction of individual residential buildings or participate in financing the construction of apartment buildings, as a rule, through direct investment through various forms of contracts with developers. Unfortunately, there is no available information on the sources of financing for housing construction in Russia, but, according to our estimates, in 2011, using own and borrowed funds, the population built 65% of the total area of ​​housing, or 54% of residential units (see Fig. 4) .

Developers of apartment buildings attract funds from citizens in various forms, shifting the main risks to them. The federal law12 adopted in 2004 provided relative protection for citizens, but, unfortunately, it is not yet fully operational. It is estimated that in 2011, 38% of the residential premises built by professional developers were financed in accordance with the said law under participation agreements in shared construction(Fig. 4). Unfortunately, it is impossible to accurately estimate the amount of citizens' funds attracted by developers through other schemes, but, according to expert estimates, it makes up a significant share in financing the construction of apartment buildings.

Development bank lending developers for the purpose of housing construction is constrained, firstly, by their lack of reliable support. Land plots are provided to developers mainly for rent, which means that they cannot be used as liquid collateral. Secondly, construction remains an opaque sector for bank lending. Thirdly, the availability of a free resource - the funds of "shareholders" - does not stimulate developers to look for other sources of financing.

Concentration level

In Russia, the five largest developers in 2011 accounted for 7.4% of the commissioning of the total area of ​​housing, or about 13% of housing commissioning by professional developers. The ten largest developers controlled about 11% and 19% of the housing construction market, respectively 13 .

This is not fundamentally different from the situation, for example, in the United States, where the share of the 10 largest developers in the market for the construction of individual (family) houses - the predominant segment in the housing construction market - reached 20% by 2004 (Deloitte, 2004). At the same time, such a high proportion of the largest developers in the United States, as shown above, is combined with the predominance of small developers in the market.

The situation changes significantly with the transition to the analysis of local housing construction markets in Russia. In particular, the share of the five largest developers in Moscow in 2008 accounted for 62.7% of the total housing commissioning (2.06 million out of 3.28 million square meters), in St. Petersburg - 36% 14 . Of course, a high level of concentration does not serve as evidence of unfair competition in these markets, however, it may indicate a high probability of their monopolization. The true level of concentration and monopolization can only be determined by analyzing the affiliation of market participants, but the necessary information for such an analysis is not yet available.

Rigidity of town-planning regulation

Despite the large number of administrative procedures at the stage of land management and urban planning land plot for housing construction (Bandorin et al., 2012), urban zoning requirements in Russian cities cannot always be called strict. The analysis showed that in 6 out of 81 capital cities, land use and development rules (LLD) have not yet been adopted, which makes it possible to decide on an individual basis the issues of the placement of certain objects (see Fig. 5).

An analysis of the dynamics of changes in the PPP of capital cities, conducted in 2012, showed that the document did not undergo changes only if it was adopted on average one year ago. In 21 cities, where PPPs have been in place for an average of three years, changes have already been made to them (from 1 to 3). In 27 cities where the LPPs are in effect from 3 to 5 years, the number of changes increases to 4-8. In cities where the LPPs were adopted on average more than 7 years ago (14 cities), the number of changes made to them exceeds 9, reaching 32 in Pskov and Nizhny Novgorod.

Thus, depending on the number of changes made to the LPA, there are cities with both relatively rigid and relatively flexible urban zoning.

Access to land

The main source of access to land plots for housing construction is open land auctions. The share of land plots that are in public ownership and provided to developers at such auctions in 2007 exceeded 50% of all provided plots, and in 2011 - already 90% 15 .

According to our estimates, taking into account the two-year lag between obtaining rights to a land plot and putting an apartment building into operation, the area provided in 2007-2009. land plots potentially allowed professional developers to introduce in 2009-2011. respectively, approximately 180 million, 200 and 180 million square meters. m of total housing area (see Fig. 6). However, in fact, only 16-20% of the potential volume of housing commissioning was commissioned annually. If the current volume of construction is maintained, the development of already provided land plots may take about 17 years.

The current situation can be explained both by high administrative barriers, difficulties in connecting to engineering and technical support networks, and by the disinterest of developers in increasing the volume of housing commissioning. The latter factor may be determined by their strategy to build less and sell for more, generating profits from rate rather than mass. These reasons are interrelated and indicate imperfect competition in the local housing construction markets.

Although the provision of land plots for housing construction at open auctions implies open and equal access for all developers to land plots, in practice these conditions are far from always observed. The analysis of notices of auctions and protocols of their results revealed numerous examples of violations of the law, including restrictions on the composition of participants (the auction is held only for legal entities And individual entrepreneurs); lack of information on technical conditions and cost of connection to engineering networks; imposing on the winner of the auction the obligation to pay the costs of its organization, as well as additional encumbrances.

According to the official site Russian Federation 16 , 3511 auctions for the sale or granting the right to conclude a lease agreement for land plots for housing construction or complex development for housing construction were recognized as valid, while 5266 auctions were recognized as invalid due to the presence of a single participant. In this case, the latter has the right to conclude a lease agreement for a land plot at an initial price, which creates conditions for abuse by the organizers and participants of auctions, allowing them to negotiate a deal and avoid a real auction procedure.

In addition, according to the results of such auctions, the price of a land plot or rent is lower than the potential market price. As the analysis of the conditions and results of 66 auctions in 23 municipalities showed, in 37 cases, or in 56% of the considered auctions, the public valuation of the land plot turned out to be lower than its market value. The discount with which the rights to land plots from the composition of land owned by the state and municipal property are sold amounted to an average of 56.1% of the market valuation. Thus, this may reflect the shadow relationship between the organizer of the auction and the developer, as well as create the preconditions for the subsequent imputation of the developer to the construction of social and communal infrastructure, etc.

At the same time, the absence of participants at auctions may indicate the low attractiveness of the land plots that are put up for them. The reasons why most auctions involve only one developer need to be further explored.

Provision of housing construction with engineering and technical infrastructure

Despite the peculiarities of providing housing construction with various types of engineering and technical infrastructure, there are common problems that cause obvious shortcomings of this submarket.

As mentioned above, the existing system of regulation of the activities of organizations of the communal complex and natural monopolies, aimed at creating equal and transparent conditions for developers, does not always work in practice. Taking into account the state of local budgets, restrictions on the growth of utility tariffs for the population, high depreciation of engineering and technical infrastructure, most of the investments that territorial grid companies and organizations of the utility complex have are directed to the restoration of existing facilities. The investment opportunities of such organizations for the construction of new facilities, as a rule, are not sufficient to finance the costs required for technological connection / connection of housing construction facilities. In addition, programs for the integrated development of communal infrastructure systems, which should take into account the planned volumes of housing and other construction, are often absent on the ground.

Under such conditions, the predominant way to provide housing construction with engineering and technical infrastructure has become the implementation of individual projects for connection / connection to networks 17 . Establishing fees for technological connection/connection on an individual basis entails significant financial and time costs for developers.

In particular, in order to connect to electric and heat networks, the developer needs to go through 13 procedures on average, spending 227 days and 4 million rubles on this. on power grids and 187 days and 6.7 million rubles. - for heating networks 18 . The largest number of procedures is related to the connection of an apartment building to gas distribution networks (15 procedures on average), and they are the longest (253 days on average). The most costly - procedures related to connecting an apartment building to water supply and sanitation networks - require an average of 9.7 million rubles.

Administrative barriers in housing construction

In 2011, the National Association of Builders and the Institute of Urban Economics monitored and assessed the level of administrative barriers in housing construction (Bandorin et al., 2012) 19 . A survey of experts, mainly developers, in 43 Russian cities on the practice of going through administrative procedures showed that when building an apartment building, developers on average need to go through 100 administrative procedures 20 , spending about three years and 25 million rubles on this, including the costs of connecting to utilities networks (average 21 million rubles) 21 . At the same time, such costs amount to an average of 10% of the cost of a construction project, and in some cities reach 30%.

In total, 129 additional administrative procedures not regulated by federal legislation were identified in the surveyed cities 22 . Three types of such procedures can be distinguished (see Fig. 7) 23 . Their predominant number (90 procedures, or 77% of the total number of additional procedures) is due to violations of federal law; 17 procedures, or 15% of all additional procedures, do not contradict federal law and are installed at the local or regional levels within their own powers. The presence of another 9 procedures (8% of all additional procedures) is due to the absence of the necessary regulatory norms in the federal legislation. Figure 7 shows that the largest number of additional procedures are applied at the design and commissioning stages of the facility.

General assessment of the situation in the housing construction market and development prospects

The analysis of the features of housing construction in Russia allows us to formulate the following conclusions:

• the housing market is different a high degree dependence on administrative bodies, low level of development of competition, high administrative barriers, significant risks and low transparency for investment and lending, focused on outdated technologies and design solutions;
• the system of urban regulation and land use, which underlies the development of housing construction, remains a source of administrative rent and does not provide for the formation of either a comfortable environment for living and living, or a transparent legal system for investors;
• the supply of housing is low price elastic, which is reflected in the insufficient volume of housing construction relative to the demand for housing and in the growth of real prices for it before the crisis of 2008-2009;
• the current system of motivation of the main market participants creates the prerequisites for collusion and affiliation;
• the current state of the housing construction market is determined by the balance between legal and illegal barriers to the increase in housing construction, and the interest of developers in the strategy of earning income in the form of a norm, rather than a mass of profit.

From the point of view of state regulation measures, in order to overcome the shortcomings of this market segment, it is necessary to:

• increase the level of transparency in the housing construction market, including measures to improve the system of urban regulation, tariff regulation and planning for the development of communal infrastructure systems;
• create conditions and create incentives for the development of mechanisms for lending to housing construction, the construction of engineering, technical and social infrastructure, ensuring the availability and attractiveness of credit resources;
• form adequate measures of antimonopoly regulation, taking into account the specifics of the housing construction market;
• to strengthen the interest of local governments in the development of housing construction by increasing the role of relevant tax revenues in local budget revenues, in particular as part of the introduction of a single local tax on real estate;
• stimulate the formation of transparent “publicly presented” public-private partnerships for the construction of economy-class housing, ensuring a clear division of responsibilities of public and private partners, including the construction of engineering and social infrastructure in accordance with the needs of housing construction;
• stimulate the development of new market segments: housing construction cooperation and construction of rental housing, including the development of non-commercial rental housing stock for citizens with a low level of income;
• modernize the systems for collecting, storing and analyzing information on key characteristics of the development of the land and housing markets of the regions (prices in the housing market, the cost of housing construction, the cost of land for various types of use, the main characteristics of the largest developers, the availability of spare capacities of the communal infrastructure and free construction capacities, etc. d.).

1 Nodal areas, consisting of large and medium-sized cities and surrounding territories gravitating towards them.

2 In 2009, Russia's GDP decreased by 7.8%, but already in 2010 it grew by 4.3%.

3 Calculated from: Deloitte, 2004.

4 Fisher Center for Real Estate and Urban Economics estimates (cited no: Deloitte, 2004).

5 Owned by the Russian Federation, constituent entities of the Russian Federation, municipalities, as well as land plots state property which are not delimited.

6 A special participant in the market of land plots for housing construction is federal fund housing construction (RHD Foundation), which has been operating since 2008. According to the RHD Foundation, at the end of 2012, the total area of ​​housing being designed and under construction on the land plots of the Foundation amounted to 12.3 million square meters. m.

7 OECD Revenue Statistics 2010 - Environmental Related Taxation. OECD Publishing, 2010. Tables 145, 147. Data for 2008.

8 Calculated from 2010 Federal State Statistics Form C-1 and Housing Statistics in the European Union. OTB Institute for Built Environment, Delft University of Technology, September 2010.

9 Calculated according to Form C-1 of the Federal State Statistical Observation for 2010.

10 Housing Statistics in the European Union. The Hague: Ministry for Interior and Kingdom Relations, 2010. 2009 data.

11 Calculated as the proportion of residential buildings built by the population in the total number of residential buildings built according to Form C-1 for 2010.

12 the federal law dated December 30, 2004 No. 214-FZ “On participation in shared construction of apartment buildings and other real estate objects and on amendments to certain legislative acts Russian Federation".

13 Calculated from: 60 largest housing developers in Russia. Rating of the company Media-South, 2012.

14 Reporting data according to form 2-PS “Indicators for assessing the socio-economic efficiency of the federal target program"Housing" for 2002-2010".

15 Calculations by the Institute of Urban Economics according to the data of the Federal Antimonopoly Service.

16 www.torgi.gov.ru. According to data on lots, auctions for which have not been completed or completed less than 6 months ago (date of access to the information resource September 20, 2012).

17 In particular, Decree of the Government of the Russian Federation of December 27, 2004 No. 861 established such a procedure if the grid organization does not have the technical capability of technological connection of power receiving devices specified in the application of the developer.

18 The following parameters were used in the calculation: electrical networks - 250 kW, heat networks - 2 Gcal / h, water supply and sanitation networks - 150 cubic meters each. m / day.

19 For the full report, see the National Builders Association website, www. nostroy.ru

20 According to the research methodology, the passage of an administrative procedure consists in obtaining one document (agreement, act, permit, certificate, receipt, extract from the state register, conclusion, certificate, letter, etc.) in one state (municipal) body or authorized organization.

21 The study assumes the construction of a typical apartment building, which is connected to electric, heat, gas distribution networks and water supply and sanitation networks with specified conditional parameters that were used in calculating the connection cost. These costs do not include the cost of acquiring rights to a land plot.

22 In case of obtaining rights to a land plot at an auction federal law determines the need to go through 35 procedures in the process of building an apartment building.

23 Calculations were made for the case of obtaining rights to a land plot at an auction.

Bibliography

Bandorin L., Kosareva N., Polidi T., Fadeev V., Kholopik K. (2012). Monitoring of administrative barriers in housing construction in Russia. Moscow: National Association of Builders (NOSTROY).

Bofill P., Soloshchansky O. (2011). Architectural Engineering and construction of social housing. Moscow: UP-Print.

Yasin E. (2006). Political economy of housing and communal services reform. Moscow: Liberal Mission Foundation.

Barker K. (2004). Review of Housing Supply. Delivering Stability: Securing Our Future Housing Needs. Final Report - Recommendations. L.: H.M.S.O.

Green R., Malpezzi S., Mayo S. (2005). Metropolitan-Specific Estimates of the Price Elasticity of Supply of Housing, and Their Sources // AEA Papers and Proceedings. Vol. 95, no 2.

Kosareva N., Tumanov A. (2012). The Housing Market in Russia: Lessons of the Mortgage Crisis // Global Housing Markets: Crises, Policies, and Institutions / A. Bardhan, R. Edelstein, C. Kroll (eds.). Ch. 9. Hoboken, NJ: Wiley.

Kosareva N., Puzanov A. (2012). Urban Development and Town Planning Policy in Modern Russia // ISOCARP Review. Fast Forward: City Planning in a Hyper Dynamic Age / Shi Nan, Ch. Gossop (eds.).

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UDK 728.37 Kutyrev Valery Gennadievich

Associate Professor, Penza State University of Architecture and Construction

Steklov Alexander Mikhailovich

student of the Penza State University of Architecture and Construction

TO THE PROBLEM OF INDIVIDUAL HOUSING CONSTRUCTION IN RUSSIA

Kutyrev Valeriy Gennadyevich

Assistant Professor, Penza State University of Architecture and Construction

Steklov Alexander Michailovich

Student, Penza State University of Architecture and Construction

CONCERNING INDIVIDUAL HOUSING CONSTRUCTION IN RUSSIA

Annotation:

The article discusses the modern experience of designing and building individual residential buildings in the provincial cities of Russia. The regularity of transformations of borrowed architectural prototypes as a result of national mentality and purposeful urban planning policy is revealed. The authors consider the features and prospects for the construction of domestic townhouses and cottages.

Keywords:

construction, provincial towns, individual house, cottage, townhouse.

The article discusses the contemporary experience in designing and construction of the private houses in the provincial cities of Russia. The research reveals a regular transformations of the borrowed architectural prototypes as a consequence of the national mentality and committed town planning policy. The authors consider the specifics and prospects of the domestic townhouses and cottages construction.

construction, provincial cities, individual house, townhouse, cottage.

Buying your own home, according to surveys, is one of the most attractive life goals for many Russians. Its solution in the conditions of the advantage of multi-apartment and high-rise buildings, where almost 80% of the population lives, does not have unambiguous recipes and is achieved with difficulty. However a private house continues to be a cherished dream, and not only an American one, having a number of unconditional advantages, starting with the fact that it is cut and adjusted to fit like clothes - in size, style, completeness. In a certain sense, this is an expression of the individuality of its owner, close to the earth and the cycle of the seasons.

The history of large-scale individual housing construction in Russia began in the 1990s. Before that, in cities with a population exceeding 100,000, this was not officially allowed. Where allowed, the allotted areas were limited in every possible way, in particular, by the "Procedure for the development and approval project documentation for individual construction in the RSFSR". Purchase building materials presented an overwhelming challenge, not to mention their limited choice. However, it was not possible to completely exclude this direction of construction in a state that was unable to solve the housing problem and interfered with any form of independence, it was not possible - people needed to live somewhere. A colossal housing crisis is brewing in the country that was building socialism. To get out of it, it was necessary, firstly, to re-evaluate land resources; secondly, to organize the production of modern building materials; thirdly, to ensure the complexity of the infrastructure of potential development areas.

So far, none of the three designated positions has been closed. Land is rarely allocated. Getting a site, even for rent, in most cases draws the initiators into troublesome auctions. The process of paperwork is stretched for a long period, giving rise to the creativity of only swindlers. Imported building materials do not fully satisfy either the price or the quality. There are many problems with infrastructure: laying roads, pulling up gas, water, power lines is beyond the power of developers alone without the support of the administration. Since the cost of a house is comparable to the cost of connecting all communications to it, many land plots allocated in provincial cities back in the 1990s have not yet been developed. But, as they say: “Individual do-

building is a mechanism that, once started, does not stop for a very long time, swinging by the pendulum of private initiative.

Of course, there are positive developments, and they are most noticeable in improving the external appearance of residential buildings through building materials and technologies. This is a conscientious brickwork, common for houses with an area of ​​​​100-200 m2, less often wood and timber. Prefabricated structures, which are an order of magnitude cheaper, and in terms of operational and aesthetic characteristics are in no way inferior to traditional ones, are still few. In addition, the chronic disease of individual building has not been eliminated - fences that protect the private life of residents with a solid three-meter front.

As for architecture, it is generally incorrect to talk about it in the initial period of low-rise construction. The functions of the architect were taken over by the owners, who only with time began to need competent business management and discover the artistic, historical and cultural possibilities of wood, timber and brick. This is how Gothic “castles” and Baroque “palaces” called cottages appeared, despite their absolute dissimilarity to the truly English “one and a half-story (the second floor is provided only in the form of an attic with pitched ceilings) house of a small living area” . Red brick, like a red jacket, has become associated in the perception of professionals with a lack of taste and the presence of excess funds of criminal origin. Of course, architects stuck in Soviet functionalism were also to blame for this situation. With the availability of materials and freedom of expression, they began to improvise uncontrollably in classicism, modernity, pseudo-Russian style, etc. Only in the last decade, houses began to appear, which are also certain philosophical concepts.

In addition to the Russified cottages, in the last 20 years, the borrowing of another Anglicism - townhouses - blockhouses, has been increasingly moving forward. As you know, a townhouse is not a suburban building or a city apartment, but a house with an area of ​​​​no more than 100-120 m2, located within the city; more precisely, a row of identical residential cells, each with its own entrance, a small plot of land, like a front garden, in front of the entrance and a garden behind, sometimes with a garage. These cells interlock with each other through the side walls, providing comfort to the middle class family. On the first level there is an entrance hall, a kitchen and a living room, on the second level there are 3-4 bedrooms.

In London and other English cities there are streets lined with two- and three-story facades of townhouses. The fashion for such low-rise buildings has spread from here to continental Europe and the United States, where most of them are currently located, satisfying the wealthy, but economical consumer inquiries of his personal independence - literally, in a mansion. It must be noted that in the USA, Canada, Great Britain and other developed countries in general, up to 70% of the operated housing stock are individual low-rise residential buildings. High-rise buildings are intended only to accommodate offices and citizens in need. In Sweden, for example, it is forbidden to build apartment buildings higher than five floors, because living at a higher height can be harmful to mental health. People tend to live in wooden houses and in houses of frame-panel type, in accordance with nature, constantly feel their involvement in it.

Russian culture, Russian mentality have formed their own understanding of townhouses, as well as cottages. Firstly, our townhouses are still located outside the city. Secondly, they are being built with a much larger area than is customary in Europe, 200-300 m2 each, since land even in provincial cities is so expensive that construction companies prefer to build apartment buildings on them. Thirdly, if in the USA and Europe the architecture of townhouses demonstrates the democratic style of elegant minimalism, then in Russia such objects focus on high cost and splendor, thus emphasizing belonging to the social elite. Of course, the cost of houses due to all these factors increases many times, and for the vast majority of citizens and young families it is unbearable.

However, it is Russia, with its immensity and natural resources has the greatest opportunities in the development of industrial low-rise housing construction, and domestic developers will still have to start building block houses with an area of ​​60 to 120 m2 on the outskirts of regional centers, which will inevitably bring them into the real category of economy class housing. The corresponding trends are due to: growing investment in housing construction, reaching 1/4 of all investment; reducing the cost of construction of low-rise housing through the introduction of new, more economical, construction technologies and the production of basic components of building materials and reducing the cost of construction work; an increase in the volume of frame-panel and wooden do-

bridge building; the dynamics of a decrease in prices for such housing by 1-2% annually, since the cost of building 1 m2 of low-rise economy-class housing for one family is lower than 1 m2 of multi-storey multi-apartment housing by 10-20%; an increase in the average area of ​​housing per person, which is annually 0.5-5 m2 per person; priority development of technologies for appropriate construction and production of building materials for economy-class housing construction in the world. So, " financial expenses and shorter launch times for low-rise building materials factories are accelerating the construction of affordable housing.” The main advantages of low-rise residential buildings should also include their energy efficiency, high environmental friendliness, and ensuring the socio-psychological comfort of living.

The standards of European individual housing construction penetrate into the domestic environment objectively, anticipating changes in the mentality of people who will come to the need to live on the ground, in a separate house, not fenced off by a fence.

1. Instructions on the procedure for allotment of land plots for individual housing construction in the RSFSR. URL: http://ohranatruda.ru/ot_biblio/normativ/data_normativ/5/5700/index.php (date of access: 11/28/2013).

2. Actual problems of low-rise housing construction: figures, facts, trends. URL: http://www.poselki.ru/analitica/51/ (date of access: 11/21/2013).

3. URL: http://ru.wikipedia.org/ (date of access: 11/16/2013).

4. Balaev S.Yu. Analysis of foreign experience of individual low-rise housing construction (IMD) and the possibility of developing IHD in Russia. URL: http://rusnk.ru/news/housing/foreign/ (date of access: 01.11.2013).

Among the investment methods available to the average Russian, real estate has always been, is and will be in the first place. Somehow they don’t really take root in Russia, used in the West, modern methods money management - investing in stocks, bonds, various investment funds and other assets fashionable for financiers around the world.

For a Russian person, the issue of owning one's own housing has always had an almost sacred meaning, and the model of a hostel in many apartment buildings imposed during the years of building communism (later socialism) is gradually decreasing. Take, for example, the fact that historically (until 1917) the majority of the population (90%) of the country lived in their homes and estates, as the way of life associated with the land (peasantry) prevailed.

Despite the past century, full of all kinds of hard times, the trend of housing construction in Russia is again returning in the opposite direction, so to speak, to the origins, and the trend of individual housing construction is gaining momentum.

This direction of construction development provides truly unique opportunities not only for those who want to live in their own home, but also for those who have a desire to earn money on it. As you know, the investor who is at the very beginning of the emerging trend receives the biggest profit.

Despite all the difficulties associated with the construction complex in Russia (regarding bureaucratic procedures), investing in low-rise construction has significant benefits. On average in the country (according to experts), the rate of return of an investor in low-rise housing construction is about 50-60%. This is much higher than that of those developers who have not been able to sell millions of meters of housing in multi-storey "elite" microdistricts for the third year already.

This article will talk about the prospects for investing in low-rise construction, what opportunities and risks exist in this very interesting market. And also, what investment methods are preferable both for current conditions and in the long term.

The market of low-rise individual buildings in Russia - the main trends and characteristics

Any investment, as a rule, begins with an assessment of both the market itself and those long-term trends that directly or indirectly affect the investor's potential profit ().

The main characteristics of the Russian low-rise construction market in 2017 and subsequent years include the following important points:

1. Construction companies focused on high-rise buildings are currently mastering low-rise construction. This is due to the fact that companies involved in high-rise construction worked mainly by attracting a large volume loan funds which became unavailable during the crisis. Objects of low-rise construction in a crisis are more liquid. Residential settlements can be put into operation in separate stages, when some of the houses are still under construction.
2. Another important trend is the overestimation of the cost of urban housing and the shortage of free areas in the city.. However, despite the demand, there are unrealized or incompletely implemented projects on the suburban real estate market (when objects are sold for several years). This is due to ill-conceived: incorrect definition of the competitive situation in the market, the level of demand, positioning errors cottage village, determining the target groups of buyers, the rational distribution of plots, the location of the village and more.
3. The general decline in prices for primary housing has a great influence on the real estate market in general and on the segment of low-rise buildings in particular., which is holding back strong growth in investment in this sector of the economy.

On the other hand, a long decline, as you know, always gives way to growth, and looking at the charts of price dynamics, we can conclude that the market is at the “bottom”, from which we can expect another cycle of long-term growth in demand.

1. Another significant factor that has a direct impact on the formation of demand in the housing market is a fairly high level of mortgage loans issued. even despite the crisis.

According to experts, the level of lending rates tends to decrease, which will "spur" the real estate market in the next few years.

1. The next factor that affects the low-rise construction market is the redistribution of demand from apartment buildings to low-rise buildings and estates., where, as can be seen from the presented graph, the share of the individual housing sector exceeds the multi-apartment sector by almost 3 times.

1. An equally important indicator showing how long-term the trend in demand for low-rise construction is the structure of demand in the market, which is formed by demand from specific age groups of the population. As a rule, the main buyers of cottages and private houses are families belonging to the age group of 30-45 years. Usually, by this time, the family has already accumulated capital, stable income, and there is a question of expanding the family and improving housing conditions.

As you can see from the chart above, the main age group of homebuyers will peak by 2030. This creates excellent conditions for the investor to prepare to enter this market.

A separate issue is related to what type of individual housing is in demand among different groups of the population. For greater clarity, the characteristics of millet for types of individual housing are summarized in Table 1, where, as can be seen, the range of demand (and, accordingly, prices) strongly depends on the area, distance from the city center, the availability of infrastructure, and the properties of the natural landscape.

Summarizing everything said in this section devoted to a brief analysis of the market, we can conclude that the prospects for the development of low-rise construction in Russia are still at the very beginning. Here there are opportunities to invest not only in the objects themselves, but also in assets related to the infrastructure of cottage settlements, land plots, etc.

In general, the main advantages of investing in low-rise construction are such factors as:

• use of SIP-technologies (the so-called prefabricated houses);
• reduction in construction costs, especially when there are ready-made design solutions that have been worked out over the years
• reduction of construction time subject to maintaining the quality of objects. The average construction period from the zero cycle to commissioning is from 6 to 9 months
• simplification of the procedure for putting objects into operation.

This also includes the fact that the mortgage market is gradually developing in Russia. valuable papers. This makes it possible to attract financing for construction that is not related to bank loans, which significantly reduces the threshold for entering the market for an investor.

What are the main investment methods that can be used in Russian conditions when working in the low-rise construction market:

1. the simplest form is the purchase (investment) of almost finished houses with subsequent resale. However, unlike a simple speculative transaction, here the investor improves the object, completes it (many cottages stand unfinished for years), brings infrastructure, landscape design.
2. acquisition of a land plot, with its subsequent crushing into smaller ones, for sale for development by private houses
3. investing through forms of housing financial leasing, when an investor, having acquired objects, sells them on the market through a form of leasing, receiving interest payments under leasing agreements as a profit.
4. investing through special real estate funds, which, through the mortgage mortgage scheme, profit by selling their shares on financial market() or by selling shares to investors
5. independent construction of turnkey houses with subsequent sale on the market. This is the simplest, but at the same time costly scheme, as it takes time to sell all the houses built. This form of investment is applicable only if the investor has his own source of cheap liquidity, independent of banks, which allows him to withdraw capital from circulation for quite a long time without damage. In addition, this technique is applicable just before the start of the boom in demand for individual housing, and then you can "recapture" the invested capital in a few months.

Finally

It is worth noting that investments in real estate, for all their reliability (?), require the investor to carefully analyze the market for many years to come, since an object that becomes unprofitable cannot then be quickly sold, as can be done, for example, with a block of shares on the stock market.

“Social housing is a strategic direction for the development of construction in Russia: experience, problems, prospects” - such a most urgent problem for the majority of the population of our country was discussed at a round table meeting that was recently held at the Russian Agency international information RIA News. The Association of Builders of Russia became the initiator and organizer of the event. Matvey Ganapolsky, a well-known journalist and host of the Ekho Moskvy radio station, was invited as the moderator of the meeting.

The meeting participants were representatives of federal and regional legislative and executive authorities, experts in the construction industry and development, representatives of the banking sector, business, scientists, experts and analysts. The following issues were discussed during the discussion: the social and economic responsibility of the construction industry in the social housing sector; practical experience and results achieved in this area; prospects for combining the efforts of government, business and society to achieve the goals; mortgage credit lending as one of the tools for solving the problem in the current state of the country's economic development.

Analysis of the situation

Nikolai Koshman, President of the Association of Builders of Russia, made the keynote speech at the meeting. What needs to be done to activate and further dynamically develop the sphere of social construction? How to increase the financial and production efficiency of the construction complex? How to turn the market in the right direction? What needs to be done to make the system of social lending in the housing sector profitable and effective for the population and the state? Why is the mortgage in Russia actually stalling and will government subsidies help rectify the situation? Here are the main topics that the President of the ACP voiced in his report.

All the participants of the meeting, one way or another, also touched upon the questions raised by N. Koshman. But above all, they tried to answer the main question: Is there social housing in Russia?

Thus, Viktor Pleskachevsky, Chairman of the Committee on Property of the State Duma of the Russian Federation, believes that in our state there is no social housing at all, since the very concept of it was initially formulated incorrectly in our country.

“All over the world, social housing is real estate owned by municipalities and rented out. In Russia, the concept of social housing is distorted and means cheap,” the deputy said.

Therefore, V. Pleskachevsky proposes to complete the free privatization of new social housing. In his opinion, "as long as free privatization is carried out, social housing does not exist."

Another issue, which was also touched upon by all speakers at the meeting, was the state of affairs in the domestic housing and construction market.

According to the First Executive Vice-President of the RSPP, Alexander Murychev, despite all the difficulties, housing construction in Russia is coming to life. After all, the volume of loans issued by legal and individuals for the purpose of housing construction, according to the results of the first quarter, amounted to 205 billion rubles, while in the first quarter of 2010 only 147 billion rubles were provided.

“And the dynamics will continue, which should stimulate housing construction,” A. Murychev believes.

Almost all participants of the round table noted that the development of the construction industry is hindered by the Russian authorities' stake on mortgages and commercial construction. According to the most optimistic estimates, no more than 15% of the population today have sufficient funds to buy a home.

At the same time, 40% of the Russian population has housing that does not meet the minimum requirements for amenities and comfort. However, only 3.1 million families (6.4% of the country's population) were recognized by local self-government bodies as needing better housing conditions and registered as waiting lists for apartments. But even this truncated queue of those in need is shrinking very slowly. Even in the pre-crisis successful years for builders, about 140,000 Russian families received free apartments. A simple arithmetic calculation shows that the expectation of the promised square meters lasts about 20 years. And with the current construction downturn, many Russians will have to wait in line for social housing for more than 30 years.

Another statistical comparison gave exactly the same result. Today, the average provision of living space in the Russian Federation is only 21.1 m² per person, which is two times lower than in Europe. In order to get closer to the European level, according to experts from the Association of Builders of Russia, it is necessary to build at least 1900-2000 million m² of residential real estate in our country. Over the past 2010, only 58 million m² of housing was commissioned in the country. In 2011, according to Rosstat, housing commissioning continues to fall: in the first 5 months of 2011, 6.9% less residential real estate was built in Russia than in the same period last year. Once again, a simple calculation says that this state of affairs in the construction industry will lead to the fact that it will take more than 30 years to provide those who are in need of social housing.

Just some kind of magic numbers turns out! Although thirty seems to have never been endowed with such properties?

Unavailability Factors

It would seem that it’s easier, you don’t want to wait for decades for free housing, save up money or take a loan and celebrate a housewarming! But with the constant rise in prices per square meter of money, simply do not attack! Most of the speakers at the round table spoke about this in different interpretations.

According to Nikolai Koshman, statistics on housing construction in Russia shows that affordable and comfortable housing is not being built in the country in the required volume, and there is no need to expect a decrease in prices for it. Moreover, the cost of housing in Russia in 2011, under certain conditions, may reach pre-crisis levels. In particular, the head of the ACP believes, this can be caused by the situation with cement, which is observed in recent months in our country. According to him, cement in the period from March to June 2011 has risen in price twice - up to 6 thousand rubles. per ton.

According to a member of the board of directors of the former Mirax Group, Maxim Temnikov, the inaccessibility of housing for most Russians is high level mortgage rates. According to his calculations, if the cost of a mortgage is 8.5% per annum, then within 10 years the price of an apartment acquired in this way is equal to the cost of about 2.3 apartments.

“If the mortgage, as in Switzerland, is 2.5%, then only 1.3 apartments are obtained. That is, in fact, the Russians overpay more than one apartment for 10 years, and this is a lot for salaries like ours. If we overpay more than the Swiss - what can we talk about affordability? - the question asked by M. Temnikov is very fair.

Another important factor in increasing the price per square meter, and hence in reducing the affordability of housing, are the encumbrances that developers are subjected to.

Chairman of the property committee State Duma Viktor Pleskachevsky believes that deductions for infrastructure in Russia amount to about 40-50% of the cost of housing. In his opinion, a decrease in the value of this factor can bring down prices for "square meters" and encourage Russians to buy apartments. According to the deputy, this is the way the state should regulate the cost of housing.

The idea, which was also strenuously explained to the audience by the head of the Duma committee on property, is as follows: it is necessary to create demand for social rent, and not for the involvement of housing in ownership, otherwise the cost of housing will continue to rise rapidly. And municipalities should provide land free of charge for the construction of a rental fund.

“In the world, about 85% of housing is rental housing. In Moscow, about 50% buy housing not for their own needs, but for investment purposes,” V. Pleskachevsky summed up his reasoning. In addition, the deputy proposes to actively withdraw the remaining industrial production from cities, recultivate the land and build new residential microdistricts on the site of former industrial zones.

As you know, such a cost item as the creation of engineering infrastructure future residential areas. Vladimir Platonov, chairman of the Moscow City Duma, who spoke at the meeting, said that in the capital the problem of infrastructure could soon be resolved positively for developers. According to him, the city is ready to take on the burden of bringing communications to the construction sites of residential buildings. It is hard to believe that this will significantly reduce the cost of "residential squares" in the Mother See, but the news is from the category of joyful.

Searching of decisions

Vice-President of the Association of Builders of Russia, Chairman of the Council of the National Association of Mortgage Market Participants Vladimir Ponomarev proposed to implement a program for the construction of social housing at the expense of budget funds and municipal funds. According to V. Ponomarev, the so-called local housing corporations should have become the operators of this program. And to finance and coordinate social housing programs, the government should establish a federal housing corporation. This corporation will be the state customer of the main building materials, and will also deal with the liberation of free urban areas from dilapidated and dilapidated housing and the construction of engineering and transport infrastructure on them. It is not the first time that the vice-president of the ACP has voiced this idea. But she does not find support from government structures.

Within the framework of the Round Table, a number of other practical issues of the development of the social housing sector in the current state of the country's economy were also discussed. Sergey Okhov, President of the Yaroslav Mudry Holding, Director of the Representative Office of the Association of Builders of Russia in the Yaroslavl Region, Andrey Tumanov, General Director of the construction company House-Building Plant XXI Century, Head of the Department of St. » Andrey Ponomarev.

As N. Koshman noted in his closing remarks, organizing a discussion on social housing in the Russian Federation, “The Association of Builders of Russia had the intention to draw the attention of authorities, business, specialists, and the public to the social and economic significance of this specific area, in which production is carried out and public services". The head of the ACP promised to transfer all the materials of the meeting to the Chairman of the Government of the Russian Federation.

Prepared by L. Rudnitsky
Photo by S. Mikheev

Introduction

Housing construction is one of the most dynamically developing segments of the real estate market and carries a special social burden. The provision of housing and its affordability for the population directly affect the standard of living, affect the birth rate and population growth rates, and affect its economic culture, since the acquisition of housing requires significant costs Money, and the moment of purchase is usually preceded by a long period of accumulation. A mass housing market is necessary both for solving social problems and for the development of the economy as a whole.

Acquisition of own housing is a primary need for every family: without meeting this need, it is impossible to talk about any social priorities of society.

Based on this, the implementation of the constitutional rights of citizens to decent housing is considered as the most important socio-political and economic problem. The overall scale and pace of housing construction, the real well-being of people, their moral and physical well-being, political assessments and motivation of behavior largely depend on the choice of certain approaches to solving this problem.

Before the transition to market relations, the main sources of replenishment of the country's housing stock were state housing construction and housing construction by enterprises and organizations, cooperative and individual construction played a supporting role. In the context of a reduction in budget financing of construction and provision of housing for the population, the main source of funds for the purchase of housing is the population's own funds, as well as bank loans, as is the case in most economically developed countries of the world.

In order to increase the volume of housing construction, it is necessary to work on reducing the cost of facilities and reducing the construction time.

Housing construction trends in our country depend both on the state and developers, as well as on manufacturers of building materials. Achieving the required volume of housing construction
This development is possible only if the interests of all market players are realized. At the same time, the creation of new building materials and the introduction of innovative technologies play an important role, which help to reduce the cost of construction, and, therefore, increase the number of construction sites.

In this paper, I would like to consider housing construction in Russia from the standpoint of the problems and prospects for its development, focusing on the social component, that is, the availability of housing for the population. Since the main problem of construction in Russia, in my opinion, is the inability to provide housing for the bulk of the population. I will try to identify some of the reasons for this state of affairs and consider the possibilities for the development of the market.

Chapter 1. Theoretical aspects of housing construction.

Concept and legal bases of housing construction.

The housing sector is complex system creation, operation and replacement of the housing stock and includes a part of the sphere of production (construction, repair, reconstruction and modernization, demolition of housing stock).

Housing construction is a complex interrelated structure that includes a set of mechanisms for the redistribution of housing stock objects and the housing services they create, based on a combination of interests of all its participants and competition for efficient land use. Housing services are within the scope of the current functioning of the housing stock and are determined by the set that each housing unit of the housing stock can produce. The operation of the housing stock is not only a source of satisfaction of a person's need for housing, but also a source of income for its owners. Ultimately, for the population and economic entities operating in the housing market, the housing stock is of value not just as such, but as an object that generates income.

The state of the housing market depends on the state of such variables as supply and demand.

The housing real estate market is localized, as its objects are immovable and connected to the land. All plots of land within settlements are differentiated.

Housing is a durable commodity, therefore, it needs long-term maintenance and care. The nature and quality of this maintenance affect the degree of deterioration of housing stock. The homeowner can control the duration and degree of deterioration of housing by spending money on its maintenance and restoration, maintenance. All these features have a direct impact on the processes taking place in the housing sector, determining the nature of the demand for housing.

Demand for residential construction projects is the amount of housing that consumers want to purchase, i.e. depends on their quantity and individual characteristics of demand, determined by financial capabilities, the cost of housing, the cost of other goods and services, profitability, and individual preferences. The demand for housing is inversely proportional to prices and directly proportional to the level of income, and in the short term is quite elastic with respect to prices.

Housing supply limits the demand function. It represents the amount of housing that a consumer can purchase on the market at the prevailing price level. The factors influencing the supply of housing are the level of gross investment in construction, maintenance of the housing stock and the rate of its depreciation (retirement). Gross investment is divided into new construction, renovation and renovation of the existing housing stock. Net investment is the difference between gross investment in housing and its loss rate (depreciation, disposal). Only a small amount of new housing enters the housing market every year, and the basis of the housing stock is old housing, in which the majority of the population lives, so changes in prices for housing stock only change the supply of housing in the long term.

The increase in the cost of maintenance, renovation and modernization of housing leads to an increase in its value. Rising prices in the housing market make profitable the cost of its maintenance and new construction. At low prices housing often becomes unprofitable to maintain housing, the degree and speed of its deterioration increase. There is no net investment if the level of prevailing housing prices equals the cost of construction costs.

The mechanism of functioning of housing construction is determined by the dependence of its main parameters, such as the cost of housing services (expressed in terms of rent, rent), price, housing construction volumes and the available housing stock, formed under the influence of supply and demand factors.

The formation of housing supply is associated primarily with the volume and quality of available housing (available housing stock and its condition) and the capital market (the level of capitalization of real estate), which determines housing prices and volumes of its production. At the same time, the supply of housing is dictated by the needs of the population in housing and the level of income received from the use of real estate by its owners. The need of the population for housing is determined, first of all, by demographic, general economic conditions, as well as the level of accumulation of its income. Construction, subject to the internal connections of the system, is itself an element of the housing sector.

An external factor influencing the behavior of the system may be the level of return on investment. With an increase in the profitability of investments in other sectors of the economy, income from the housing stock becomes less attractive for investors and vice versa. And the behavior of investors is influenced by changes in the state tax policy in relation to real estate, the risks of investing in housing. The expansion of demand for housing as an object of property is facilitated by a decrease in the interest rate on long-term loans, and vice versa, an increase in this rate leads to a narrowing of demand for housing stock and a drop in construction volumes. An increase in demand for housing as an object leads to an increase in housing prices, an increase in construction and housing stock.

Another external factor influencing the state of the housing sector is the change in the conditions of housing construction. Limited affordability and high rates on long-term construction loans lead to higher construction costs and lower construction volumes, with falling profit margins. Increases construction costs and reduces project profitability by tightening local building zoning regulations. Construction volumes are also influenced by land use factors, restrictions and price increases for land plots for the construction of residential facilities. Reducing the volume of construction, in the end. It leads to a decrease in the supply of housing, which is expressed in an increase in prices for it.

Thus, various external factors can cause changes in both individual and several variables of the system of elements of the housing sector at the same time. It should be noted that macroeconomic changes cause a shift in a number of parameters at once.

Developmenthousing sector of the Russian Federation.

The socio-economic transformations taking place in the Russian Federation have radically changed approaches to solving the housing problem, the economic and organizational foundations of housing and communal services. Long-term efforts to form the legal and economic conditions for the transition to market methods of regulation, as well as the political will of the country's leadership, have yielded certain results.

Ensuring the right to housing, guaranteed by the Constitution of the Russian Federation, requires a purposeful outstripping sustainable development of the housing sector. Of great importance for the development of the construction and housing and communal complex was the adoption and improvement of the legislative and regulatory framework, as well as the launch of the National Project "Affordable and Comfortable Housing for Russian Citizens". The development of a market environment in the housing and communal sectors is objectively confirmed by the arrival of large private business in this sector of the economy, significant extra-budgetary investments.

At present, a number of problems associated with the peculiarities of the period of reform in this socially significant sector are becoming more and more evident. Problems in the development of the housing sector increase infrastructural restrictions, pose a threat of slowing down social development and the formation of a single economic space. Their early resolution becomes especially important in the context of the transition of the national economy to a phase of sustainable growth.

Against the backdrop of growing demand for housing and its even more significant increase in the forecast perspective, a number of unresolved internal problems remain in the housing sector as a whole and in its individual sub-sectors.

The planned intensive growth of housing construction places increased demands on the building materials industry, whose enterprises are almost entirely located in private property and not in all cases are financially and physically ready to ensure such a rapid increase in the production of building materials in a short time In general, the existing production capacities of the industry will still allow it to develop in the next 2-3 years, but based on the current state of production and the forecast of consumption volumes of certain types of building materials for the period up to 2010, experts conclude that without state support, the construction industry will face a deficit in almost all major types of building materials.

Construction in the Russian Federation is developing intensively, but supply still lags behind demand many times over. This leads to a significant increase in prices, "washing out" of cheap housing available to low-income families. Increasing housing affordability for the middle class has been accompanied by a decline for a much larger proportion of the population with low incomes. With the beginning of market reforms, the removal of legal restrictions and the emergence of legal alternative ways to solve the housing problem led to a reduction in the number of families on the waiting list for improving housing conditions from 9.96 million families in 1990 to 3.37 million families in 2005. The main reason is the distrust of citizens in the ability of the state to quickly solve their housing problem. The possibility of free privatization of the housing stock has led to an increase in the share of private (individual) housing stock from 30% (mainly in rural areas) to 77.9%. In 2005, the private housing stock amounted to more than 2 billion 275 million square meters. meters of total floor space.

The housing and communal services sector, which has been under reform for the past 15 years, remains the most backward sector of the economy in many regions. The housing and communal complex accounts for a quarter of all fixed assets of the Russian Federation, so its inertia is great. It is necessary to activate systemic transformations to ensure comfortable living conditions for citizens and remove social, demographic and economic problems in the constituent entities of the Russian Federation.

Thus, over the past period, there have been significant changes in the framework of the reform of the construction industry and housing and communal services: tariffs have approached the real cost of services, the basis of contractual relations has been formed, housing and communal services enterprises are corporatized. There is a search for a rational combination of market and administrative methods, a compromise between social justice and economic expediency.

The provisions of the Long-Term Strategy for Housing Construction of the Russian Federation are the basis for a common understanding of the role of housing construction and the prospects for its development by state authorities, executive and legislative authorities of various levels, business entities of various forms of ownership and organizational and legal forms, owners and tenants of housing.

Problems development small business in Russia and ways to solve them……………………………………………………………………………….7 2.1 ..., utilities and household services; Construction objects housing, industrial and social purposes. ...